If your numbers are not working...go up;  Meaning, better properties w/higher ARVS in good neighborhoods/schools. 

Right now I use school ranking as a means of inferring neighborhood quality.

You might get lucky and get matched right away but chances are, there isn't a fire happening right were you are at, and with the right home / school / budget, etc. 

Reposition the property to a higher and better use. 4 years ago we purchased a 10,000 square foot building used as a music school.

I'm thinking that I need to go to an electronic receipt tracking system, I've been doing it old school all these years - dump them on my desk, some month down the road go through them all and file them to folders for reach property, start a new folder each year. 

The schools in the area are really solid as well.

Just old school grunt work. 

I liked the tenant, school is starting back etc, I told them they could pay first month and security deposit and I would let them have the rest of August for free.

It's near Lincoln High school and about a 2-minute drive from 18th and vine. 

It’s less than 15 minutes by car from two major universities (Towson & Morgan) and just a 7-minute walk from a shuttle that services both campuses.I plan to rent the property by the room, targeting mainly college students due to its proximity to the schools.